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Workforce Housing Overview Slide 1 Module 1 Workforce Housing Overview Slide 1 Slide 2 Slide 3 Slide 4 Module 1: Workforce Housing Overview Module 1: Learning Outcomes Slide 5 At the conclusion of this module, you should be able to: • Define workforce housing; • Identify workforce housing challenges, trends and barriers to homeownership; • Identify some workforce housing solutions. What Is Workforce Housing? Slide 6 Workforce housing is housing that is affordable to workers and close to their jobs. It is homeownership, as well as rental housing, that can be reasonably afforded by a moderate to middle income, critical workforce and located in acceptable proximity to workforce centers. The most common definition of workforce housing comes from the Urban Land Institute, which defines workforce housing as: “housing that is affordable to households earning 60 to 120 percent of the area median income.” It has also been defined as affordable if the housing costs are no more than 30-40 percent of income. There are other variations of this definition. Some communities use 80 percent of area median income as the lower threshold, and some com- munities, particularly higher cost places, use a higher percentage, such as 140 percent of area median income as the upper threshold. Workforce housing was thought of as housing for public employees – teachers, police officers, firefighters, and others who are integral to a community, yet who often cannot afford to live in the communities they serve. However, workforce housing also includes housing for young professionals, workers in the construction trades, retail salespeople, office workers and service workers. Community and Political Affairs 1.1 EMPLOYER-ASSISTED HOUSING Workforce housing can be thought of as housing that is affordable to the moderate and middle-income residents of a community. Slide 7 Workforce Housing Trends Let’s start off with a brief overview of the housing and economic trends affecting the housing market in the U.S. Although foreclosures are not a new phenomenon, the scope and scale of foreclosure filings in 2008, 2009, and 2010 far surpass anything seen before. The REALTORS® Confidence Index reports that total distressed property sales (foreclosures plus short sales) trended upward to 37 percent of total sales in January 2011. On top of "traditional" causes of foreclosure (job loss, medical emergen- cies, and other financial setbacks), several factors have converged to drive the current crisis, including falling home prices; lack of strong economic incentives to provide affordable loans; poor or fraudulent underwriting; fraud; and bad decisions by purchasers and investors. You can read more about the foreclosure crisis root causes on the Foreclosure-Response.org website at http://www.foreclosure-response.org/getting_started/why.htm l#What+are+the+root+causes+of+this+foreclosure+crisis%3F. To see the latest data from NAR on foreclosures, go to Realtor.org at www.realtor. org/research. Housing prices, which had risen rapidly prior to the recession, have fallen in many markets and are near the levels of 2002 and 2003. According to NAR research, the median home price was $168,800 at the end of 2010, down from $198,100 at the end of 2008. Although home prices may be decreasing, other costs related to own- ing a home are increasing. According to the Center for Housing Policy’s “Stretched Thin” report, many costs for the typical family are rising faster than incomes. In the decade between 1996 and 2006, transportation costs increased 33.3%, the homeowner’s utility bill increased 43.3%, insurance went up 82%, and property taxes increased 65.8%, while incomes rose only 36.3%. 1.2 NATIONAL ASSOCIATION OF REALTORS® Module 1: Workforce Housing Overview As transportation costs rise, it is becoming increasingly difficult to make the economic case for “driving until you qualify” because these increased costs consume much of the home price savings. While homes in urban and exurban areas may appear less expensive, rising transportation have added to the overall financial burden of families moving to these com- munities. According to NAR’s 2010 Profile of Home Buyers and Sellers, “Commuting costs and environmental efficiency have increasingly fac- tored into home buying decisions due to higher energy costs. Commuting costs were at least ‘somewhat’ important to 76 percent of home buyers.” Policymakers and others are also increasingly recognizing that transporta- tion costs have a significant impact on a household’s total costs. That lon- ger drive to reach a lower-cost home often results in a significant housing and transportation cost burden. An Urban Land Institute (ULI) report (http://commerce.uli.org/misc/BeltwayBurden.pdf) of the Washington, D.C., area found that the combined costs of housing and transportation represent almost 47 percent of the median household income in the area. Findings such as these indicate how critical it is to consider proximity to work when determining housing affordability. ULI is an excellent resource for additional information on how the com- bined burden of housing and transportation costs affects homeowners. Many of the ULI reports are available online at www.uli.org/Research- AndPublications/Reports.aspx Sprawl is another trend. It has steadily increased since the 1970s as many working families have left the urban core and traveled outward to find a neighborhood they could afford. Sprawl entails significant investment in public infrastructure and also destroys open space and agriculture lands. Communities must decide whether the infrastructure investment, increased traffic congestion, loss of open space, and air and water pollu- tion are worth it. Community and Political Affairs 1.3 EMPLOYER-ASSISTED HOUSING For all the implications of ‘sprawl’– from job loss and economic decline, to alarming obesity, asthma rates and segregation, to the loss of habitat and global warming, to our dangerous dependence on foreign oil – all of them are driven by one fundamental problem: the mismatch between where we live and where we work. - Shaun Donovan, Secretary, Housing and Urban Development (HUD), February 2010 Additionally, land use and regulatory barriers have restricted the develop- ment of lower- priced homes in many communities, and much of the new development is taking place in areas both suburban and exurban – newly developed areas beyond the suburbs – both of which are far from city centers and the jobs available there. The physical layout of your community may affect the affordability of the homes in it. Zoning restrictions, for example, may have limited the construction of smaller homes or multi-family units, driving up housing prices. Large lot sizes and subdivision restrictions may thwart efforts to price homes affordably. Another trend is that real income levels (adjusted for inflation) have not risen in the last decade and much of the job growth in many communi- ties has been in low-wage occupations. In addition, there have been significant job losses in many industries, especially construction, manufacturing, and wholesale trade. As reported by the Bureau of Labor Statistics, in December of 2010, the number of unemployed persons was 14.5 million, and the unemployment rate was 9.4 percent – down only slightly from the 9.9 percent rate in December 2009. Finally, it is becoming increasingly difficult in many instances for a homebuyer to obtain a mortgage. Many lenders no longer originate sub- prime mortgages, which has made it more difficult for potential home- buyers with less-than-perfect credit to qualify for a loan. Additionally, as home prices continue to decline in many communities, lenders are requiring larger downpayments; this eliminates families who have good credit but lack the necessary savings. 1.4 NATIONAL ASSOCIATION OF REALTORS® Module 1: Workforce Housing Overview While uncertainty surrounds the ultimate fate of the Federal mortgage agencies, Fannie Mae and Freddie Mac, it appears very likely that, over- all, underwriting standards will become more stringent, larger downpay- ments will be required, and the interest rates on many loans will rise as the loan limit separating conforming loans and jumbo loans is reduced. NAR will track the status of the GSEs and keep members up to date on the fate of Fannie Mae and Freddie Mac. All of these trends affect the ability of working families to purchase a home in the community in which they work. Homebuyer Challenges Slide 8 Many working families can still not afford to buy a home. Communi- ties across the country have increasingly recognized the importance of affordable housing to their economic and social well being. All through the boom years of the late 1990s, the recession of the new decade, and the current economic crisis, home prices and rents have remained beyond the reach of millions of Americans, including many full-time workers. Employees cannot afford to live where they work and must commute long distances. In high-priced communities, many people who provide Slide 9 vital services cannot afford to live in the community where they work. According to the Center for Housing Policy’s Paycheck to Paycheck calculations, in the third quarter of 2010, the median-priced house in the U.S. cost $180,000. To purchase this house, a family needs an income of $56,969. Yet the median household income in the United States was only $50,221 at the end of 2009. Many occupations offer pay that is below this. These include: elementary school teachers, police officers, nurses, and retail workers. Additional challenges include geographic ones where some workers are not able to live where they work or are not able to afford homes in the neighborhood they desire. Community and Political Affairs 1.5 EMPLOYER-ASSISTED HOUSING In resort areas, seasonal workers and middle-low income earners feel the housing crunch, and many are forced to move further away in search of homes they can afford. The same can be said for public service employees, such as police and emergency personnel, who are integral to the community, as well as teachers and civil servants.
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